Introduction
Welcome to this brief guide on what to do when moving into the private rented
sector. Read on to find out about the essentials of choosing somewhere to live,
what to look out for, how to avoid trouble before it starts and what to do if you do
run into problems.
This guide isn’t meant to be completely comprehensive, so if you are experiencing
problems or want more information on surviving in the private rented sector then check out
our website.
This year we’ve also included some tips from our Advice Volunteers who’ ve been there
and done it!
Good luck!
Advice & Representation Centre, Ist Floor Falmer House
University of Sussex Students’ Union.
November 2012

Thanks to the Housing Office for their financial contribution towards the cost of this
booklet.
Please note: this booklet uses the term ‘landlord’ because it has a precise legal meaning. This should
not be regarded as inadvertent sexism.

Section 1 – Before looking for a place
What are your options?
·S
tay in campus accommodation – this is unlikely unless you can apply for a family flat
or have medical needs that require you to be housed on campus- contact the University
Housing Office for details (see the back page for contact details).
·B
ecome a residential advisor – you get to stay on campus and have a reduced rent- see
www.sussex.ac.uk/residentialservices/1-3-1.html for details of the job description, time
required and responsibilities.
·M
ost students end up in a shared house or living with their landlord as a lodger
– what are the pros and cons?

Housing Type

Pros

Cons

A shared house
This is likely to be known
as an Assured Shorthold
Tenancy (AST)

Secure- you can’t be
evicted without legal notice
and a court order

Usually a joint tenancy – see
section 3

Lodgings
Living with a landlord in their
home

Large houses

Deposits have to be
protected by a tenancy
deposit scheme

Inflexible-usually have to
sign up for a fixed period
e.g. 6/9/12 months
Can be difficult to end it
early if your circumstances
change

Flexible- usually either party
can give notice and end the
agreement easily

Less security –
may have to leave at a
week’s/ month’s notice

May require less deposit
and less rent upfront

Less privacy –
living with landlord

Can suit quieter students/
postgraduates etc as not in
big shared house

May be more house rules

There’s always someone to
talk to!

More difficult to get
agreement between
large groups on communal
issues

No protection for deposits
apart from through court
action

1

Who do you want to live with?
Problems between tenants in shared houses are one of the top reasons students come
to us wanting to leave their house early. Living with people you no longer like, or with
conflicting lifestyles, can be stressful, affecting your studies and your health.
Ask yourself a few questions:
·D
o you like your own space? Would you prefer living on your own (more expensive), or as
a lodger?
·C
ould you move in with your boyfriend/girlfriend? What if you broke up?
·D
o you share similar lifestyles with your friends ( study attitudes/going out etc)
·A
re your friends reliable/good with money?
· Is a large group (5 or over) such a good idea? Why not spilt into smaller groups but try
and live in the same area/ street?
NB- Council Tax- remember most full time students are exempt from paying it but if you
are planning to live with someone who is not a full-time student then seek advice. The
local authority will need to see proof you’re a full-time student unless you live in University
accommodation – visit www.sussex.ac.uk/sas/1-6-8.html for details.

Section 2 – Finding a place
How do we find accommodation ?
Good places to start are the University of Sussex Housing Office database of registered
landlords – Yourstudentpad and the Students’ Union lettings agency (see below).
Yourstudentpad
This online database of landlords is run jointly with Brighton University. At the time of
writing, the date that properties for the 2013/14 academic year will start to be advertised
is January 23rd 2013. As well as advertising available properties, it has a student
messageboard if you need to find a housemate. Contact the Housing Office for the
password to access the website at www.yourstudentpad.co.uk.
The Housing Office also have a Facebook page where you can find other students who are
househunting- Sussex University House Hunt.
Why use Yourstudentpad?
To register with the University landlords have to show that they have met certain legal
obligations and signed up to a Code Of Standards setting out landlord good practice . You
can complain to the University if you find that your landlord is ignoring the code. For more
details see the University Housing Office website at www.sussex.ac.uk/residentialservices
Sussex Student Lettings
To help you find a new home, the Students’ Union now runs its very own lettings agency,
Sussex Student Lettings.
Renting a property (especially for the first time) can be very intimidating, and they are
there to help make it as straightforward as possible. Unlike private sector lettings agents,
Sussex Student Lettings do not charge any fees to students…not for any initial
administration, sign-up or other associated fees!
Sussex Student Lettings has an office next to the Common Room on the first floor of
Falmer House, (the Students’ Union building) where you can pop in to see what’s available.
If you’re not on campus you can call them on 01273 678787, or visit the website www.
sussexstudentlettings.com
Other letting agents
The University Housing Office also produce a list of letting agents, but the best way is to
ask other students who their letting agent is and if they’re any good.
You can also check the latest “ Rate your Landlord” survey results to see what experiences
students have had with local letting agents. (www.sussexstudent.com/rateyourlandlord)
There is no major regulation of letting agents so shop around and note:
-- they can charge a fee for finding accommodation
-- it’s illegal for them to charge a fee if they don’t find you anything
-- they charge for references, setting up the tenancy agreement or check ins
-- they often insist on UK guarantors, who usually also have to be homeowners
-- they may ask for significant amounts of rent in advance if you can’t provide a
guarantor
3

Websites :
www.fish4lettings.co.uk
www.findaproperty.com
www.rightmove.co.uk
www.theargus.co.uk
www.friday-ad.co.uk
You may pay no or less fees by finding a house through private adverts but take care –
they are usually not vetted and could be suspicious. Use common sense and follow the
site’s guidance and safety tips. If you think an advert is dodgy you can report it to the site.
We have had many students report bad experiences with private landlords found through
popular sites such as Gumtree, this isn’t the website’s fault but remember that they don’t
do checks on prospective landlords/ properties.
Around campus
There is a notice board outside the Housing Office where people can advertise if they need
people for their house. There are also various other boards around campus and people
might advertise on the small ads section on the University website.
How much will it cost?
How much can you afford? Rents vary but average rent locally is approximately £80-95 for
a room in a shared house. Agent fees vary so shop around for the best deal and negotiate!
Example
Agents fee £150
Holding fee £200 (to secure the property – this may be held as part of the damage
deposit if you take the property)
Rent
£370 (usually paid 1 month in advance)
Deposit £370
Total

£1090 or £890 (if holding fee is held as part of the damage deposit)

Deposits - Get Protected!
There is no limit legally on the amount of deposit a landlord can request –
it could be 1 months rent, 6 weeks rent or more. It covers the landlord if you don’t pay your
rent or damage the house.
However, if you are an assured shorthold tenant and you pay a deposit it MUST be
registered with a national Tenancy Deposit Protection Scheme within 30 days of you
paying the deposit. There are 3 schemes and you must be notified of which one holds your
deposit and certain prescribed information about your scheme.
For more information and contact details of the schemes see:
www.direct.gov.uk/en/TenancyDeposit/DG_066373

4

What if I don’t get this information?
- Ask your landlord/ letting agent to provide it.
- C
heck if any of the other tenants are a “lead tenant” for the scheme and they’ve been
given the information, but haven’t told you.
- Use the Shelter online tenancy deposit checker to see if your deposit is protected :
see www.england.shelter.org.uk
How will deposit protection help?
In the past some landlords often withheld deposits for no good reason- now if there is a
dispute about deductions from the deposit the scheme deals with the matter and makes
an independent decision – it’s not up to the landlord and you should get your deposit back
quicker at the end of the tenancy.
If your landlord refuses to register your deposit- get advice – you could take them to court
and possibly get up to 3 times the deposit as compensation.
Guarantors
You may be asked to provide a guarantor - this usually needs to be a UK based
homeowner, often your parents or a relative. They are signing to say they will pay the rent
or cover the costs of any damage (over the deposit amount) if you don’t pay.
Make sure they are only signing to guarantee your personal rent liability (not the full
property rent)!
If you cannot provide one it is likely the landlord will ask for more rent in advance – possibly
the full 6 or 12 months of the agreement’s length. This is not illegal but the amount may be
negotiable.

TIP:

“Look at more than
1 house even just to
be sure the 1st one
is perfect!”

5

Section 3 - C
hoosing your property
and checking your contract
Once you have identified a potential property, you can save yourself a lot of hassle and
worry if you take the time to properly consider a few key issues before you formally agree
to the tenancy and move in:
First
of all, don’t panic!
Students sometimes feel pressure to rush into taking a property as quickly as possible.
The first place you see probably won’t be the most suitable for you, it is much better to see
a range of places before making any firm decisions.
The reality is that there is usually a steady stream of reasonable properties available
through the spring and summer months, they don’t all disappear in the first few weeks! So,
don’t panic but don’t leave it until the last minute either.
hink about the location of the property.
T
· How
is it placed for local amenities and services such as shops, banks etc?
·H
ow convenient are the transport links to and from campus, and into the centre of town?
·C
an you imagine yourself happily living in the neighbourhood for the length of your
tenancy?
·W
ould you feel safe walking home at night?
· If you have a car, will you need a parking permit?
If possible, speak to the current tenants
They are the people best placed to give you an honest opinion about stuff which you won’t
necessarily get from the landlord or letting agent:·A
re there any ‘hidden’ defects or problems with the property or appliances?
·W
hat are the neighbours like? Are they noisy party animals, or alternatively are they likely
to complain about your noise?
·W
hat are the landlord /letting agents really like? How efficiently do they respond to
queries, repairing requests etc? Do they make unreasonable demands?
Take time to check the tenancy agreement before you sign it
If necessary, contact us if clarification is needed. Lots of disputes between landlords and
tenants are caused by initial misunderstandings about the various contractual obligations in
the agreement.
For instance:·H
ow much is the rent and when should it be paid?
Can you afford it?
D
oes the contract require a large deposit and initial rent in advance to be paid?
W
ill you be required to pay a ‘retainer’ (reduced rent) during the summer vacation?
·W
hat is the length of any fixed-term period in the contract?
M
any tenancy contracts specify a minimum length of occupation, for example 6 months.
If you sign such a contract and there is no early termination clause then you may find it
6

difficult to obtain the landlord/agent’s agreement if you subsequently wanted to move out
early. Unless you can find a replacement tenant you may find that the landlord insists on
holding you liable for ongoing rent for the whole of the remaining term.
Y
ou may like to ask the landlord/agent about how they would deal with such a scenario,
but the moral of the story is don’t enter into a fixed term contract if you have doubts that
you will want to stay in the property for the whole of the relevant period!
·A
re you being offered a ‘sole’ or ‘joint’ contact?
If you sign a sole contact then you can’t be held liable for your housemate’s contractual
obligations. However, if all of you sign one joint contract then you will all be ‘jointly and
severally’ liable for all the tenants’ obligations under the contract. For example, if one of
you causes damage to the property then any of you could be billed for the cost of this;
and if one of you were to move out before the end of a fixed-term period then, again, any
of you could be chased by the landlord/agent for a resulting shortfall in the rent.
·S
o if you are being asked to sign a joint contract you have a special reason to
think carefully about your fellow housemates – do they understand the above,
and are they serious about wanting to stay for the length of any joint fixed-term?
·D
oes the contract specify to what extent the property is furnished?
Clarify
this; you don’t want to suddenly discover that it is your responsibility to supply all
your own furniture, and possibly a fridge etc
· Who
is responsible under the contract for paying utility charges?
i.e.
gas, electricity, water. These will usually be the tenants’ responsibility. Also check if
you are allowed to change supplier under the contract.
·W
hat other obligations will you have under the contract?
For
instance, are the tenants responsible for the upkeep of any garden?
A
re you forbidden to smoke in the property?
D
oes the contract require you to obtain permission from the landlord/agent before
redecorating or fixing things to the walls?
Think about the condition of the property when you visit
You should always try to visit a property before you sign up to a tenancy. During your visit
it is worth taking the time to properly check the state of repair and general condition of the
accommodation, internal fixtures and appliances
before you sign up to a tenancy. Remember—try asking the existing tenants about any
problems they have had!

7

Here is a list of the sort of things you could be checking regarding the condition of the
property:
-
Look at the exterior of the property. Is the guttering in place? Are any roof tiles
missing or window frames obviously rotten?
-
Are there any obvious areas of damp or mould on interior walls or ceilings?
-
Is there adequate ventilation in the kitchen and bathroom?
-
Do windows open and close properly, and can they be locked?
-
Is the condition of the carpets, curtains and decorations satisfactory?
-
How is the water heated (e.g. gas boiler, immersion heater etc)? Does the system
appear to be in working order? If appropriate, ask to see the Gas Safety Certificate
for the property – all landlords must get gas appliances, pipework etc checked by a
Gas Safe Registered engineer every 12 months and show you the safety certificate
when you move in – visit www.gassaferegister.co.uk for further details.
-
Are any of the taps leaking? Does the toilet flush?
-
How is the property heated (central heating, electric fires etc)? Are all relevant
fixtures in working order? Is it double glazed?
-
Are there enough electric power sockets in your room? Are there any obvious
bare wires or damaged plugs?
-
Do any electrical appliances provided by the landlord (washing machine, cooker
etc) work?
-
Is there a means of escape in the event of a fire? Are there smoke alarms?
If you find a property you like which needs some repairs, get a commitment in writing from
the landlord that the repairs will be carried out within an agreed timescale before you sign
up to the tenancy.
See Section 5 for a brief outline of a landlord’s legal repairing obligations.
Don’t forget - if you have any questions about your contract, are unsure about
anything or want to make sure it covers all the relevant legal points get a copy
of your contract and get it checked at the Advice & Representation Centre or the
Housing Office. If your potential landlord won’t allow you the time to get your
contract checked independently, this could be a bad sign for the future!

TIP:
“Read your tenancy
agreement properly
to make sure there are
no hidden fees,
rules or nasty
surprises”
8

Section 4 – Moving in
Moving in checklist:
� Make sure you do an inventory (a list of fixtures and fittings and the condition they are
in) – this is your proof of the condition of the property when you move in and will help
protect your deposit. Get it signed and dated by the landlord and you and keep a copy.
� Has your landlord registered your deposit with a deposit scheme and given you all the
relevant information? (see Section 2)
� New rules from November 2012 mean that smaller shared houses (known as HMO’s
or house in multiple occupation) in certain areas of Brighton & Hove also need to be
licenced and meet certain safety standards.
These areas are :Hanover and Elm Grove, Moulsecoomb and Bevendean, St Peters and
North Laine, Hollingdean & Stanmer and Queen’s Park
For more information about licencing please see the council’s webpages at
www.brighton-hove.gov.uk/index.cfm?request=c1147964
� Check all the meters for gas, electricity and water. Register and give these readings to
the supplier to make sure you don’t get charged for the previous tenants.
� Check the gas safety certificate – This is a legal requirement to ensure gas appliances
have been safety checked every year (see Section 3).
� Check the energy performance certificate – This is a legal requirement and shows how
energy efficient the building is. An A rating is the most efficient, G is the least - the
average is D. The more energy efficient the more money you will save.
� If you have a TV, get a license! If you get caught without one (and you probably will!) you
can end up with a hefty fine and a criminal record. Visit www.tvlicensing.co.uk for details.
A colour TV license currently costs £145.50.
� Take out property insurance or find out if you are covered by your
parents’ policy.
� Start keeping a record of any contact you have with your landlord or agent, this will save
you a lot of time if you get into any disputes.
� Find out when your rubbish and recycling days are from your neighbours or your local
authority website e.g. www.brighton-hove.gov.uk

9

Section 5 - During the tenancy
Sit down with your housemates and agree some basic rules for living together
For example:
- Cleaning rotas – who does what, and when?
- Should basic foodstuffs (milk, bread) be pooled, or bought individually?
- Do you need an agreement regarding noise after a certain hour, overnight visits
by friends, etc?
- If bills and expenses are to be shared, who is to be responsible for collecting
money from other housemates and making payments?
Short, regular planned house meetings can be a good way of ensuring that you continue
to communicate with each other, and can lessen the likelihood of serious resentments or
disputes building up.
Expect to not always have your own way. That is the reality of communal living – it is
always a process of give-and-take.
Try to keep the property, particularly the landlord’s furniture and the internal
decorations, in a reasonable condition.
- It is accepted that ‘fair wear and tear’ will occur during a tenancy, but you will
probably be billed for anything more than this. Disputes about deductions from
deposits at the end of the tenancy can be stressful and time-consuming
Try to be a good neighbour- it pays to maintain good relations!
- Introduce yourselves to your neighbours when you move in. They may have
unfounded or unnecessary fears about living next door to a load of students
which you can allay; and getting off to a good start will make it more likely that
channels of communication can be maintained.
- Confine noisy activities (loud music, vacuum cleaning etc) to reasonable hours. It
is surprising how much noise can penetrate beyond the walls of your property.
Not all your neighbours will keep ‘student’ hours; some may have early starts for
work or have young children.
- Give prior warning regarding house parties, and don’t hold them too often – get
your friends to share the hosting of parties!
- Don’t let rubbish accumulate outside your property or in communal areas shared
with neighbours. You can find out refuse and recycling collection times from your
local authority – e.g. visit www.brighton-hove.gov.uk or ask your neighbours. Be
aware that some areas of Brighton & Hove have communal rubbish bins and you
are expected to put your rubbish in these bins yourselves.
Save money during your tenancy!
- Save money by using heating and lighting effectively and efficiently by turning off
lights and electrical appliances when they are not being used, only boil the water
you actually need in your kettle, and try wrapping up in cold winter months as
opposed to cranking up the thermostat.
- Also, think about using energy saving lightbulbs, putting your heating on a timer
and using draught excluders – it all helps to reduce your energy costs.
10

- Keep your fridge and food cupboard fairly well stocked. This way when you get
hungry late at night, you’ve no excuse to go to the nearest expensive takeaway.
- Think about buying food and essential items (e.g loo rolls!) in bulk which is usually
more cost effective.
- Shop around for the best deals regarding broadband and gas and electric
suppliers. Moneysavingexpert.com or gocompare.com are two websites which
are worth checking for this.
If you have any dealings or negotiations with the landlord or agent during your
occupation, ask for confirmation of important points in writing (letter, email), and
keep a copy of these.
If you experience a repair problem, or discover a defect in your property during
your occupation:
- Certain kinds of disrepair will always be the responsibility of the landlord to put
right and pay for. For instance serious damp, problems with main structure of the
property (roof, walls, window frames etc), faulty central heating, leaking plumbing.
- If you want to raise a repair problem with your landlord or agent—do this in
writing! The landlord’s legal repairing obligations will not be properly triggered until
you have properly put them ‘on notice’ about the problem
- Ask the landlord/agent to give you a realistic timescale for when any repair work
will be completed.
-
Contact the Advice & Representation Centre for more detailed advice and
assistance with repair issues.
If you (or one of your housemates if you have a joint tenancy) want to leave the
property and give up your tenancy early – get advice!!
- Contact the Advice & Representation Centre for advice regarding how best to
raise this issue with your landlord (see Section 3 for brief explanation of the
difficulties sometimes experienced with fixed term contracts and joint tenancies)

11

Section 6 - Moving 0ut
Giving notice
Make sure you give written notice according to your contract to avoid paying an
unnecessary extra month’s rent ( even if you’re in a fixed term contract you may have to give
notice to move out).
Request your deposit back
The landlord may be able to legitimately deduct money from the deposit for rent owed,
damage to the property etc. They should not charge you for ‘fair wear and tear’ e.g. carpets
become worn with time but cigarette burns or stains on the carpet could be charged for.
If there is no dispute over the amount of the deposit to be returned you should get it back
within 10 days of your request to the scheme- please see individual schemes websites for
more details. If there is a dispute you can request the scheme make a decision on a fair
deduction.
Clean, clean, clean
A common reason for charges at the end of a tenancy is the landlord charging for a
professional cleaning company. Make sure you clean to the standards expected under your
contract or request guidance from the letting agents/landlord.
Do your gardening
If you have a garden and it’s in a bad state you could be charged expensive professional
fees for sorting it out - so get the help of family, friends or other green fingered people. It
might even be cheaper to pay a gardener as the landlord may charge you more.
Remove rubbish!
Leaving rubbish inside or outside the property in the garden is also expensive- get rid of
it! Check your local authority’s website for details of your local tip and recycling facilities or
advertise in advance on Freecycle – www.uk.freecycle.org
Meter readings
Take them on the day you move out and inform the utility companies to get your final bill.
Inventory checkout
Arrange an inventory check out/ inspection with your landlord/ letting agents. If not possible,
make your own notes on the inventory and take dated photos of the condition of the
property.
Give back your keys!

TIP:
“Clean up well
and put furniture
back in it’s original
position plus take
photos!”